:root{--black:#090909;--charcoal:#171715;--ink:#111;--warm:#f5f1e9;--ivory:#e9e3d9;--gold:#b8a071;--gold2:#d6c49d;--muted:#8f8a82;--line:rgba(255,255,255,.14);--line-dark:rgba(20,20,20,.14);--serif:"Cormorant Garamond",Georgia,serif;--sans:"Inter",Arial,sans-serif}
*{box-sizing:border-box}html{scroll-behavior:smooth}body{margin:0;background:var(--warm);color:var(--ink);font-family:var(--sans);-webkit-font-smoothing:antialiased}a{color:inherit;text-decoration:none}img{max-width:100%;display:block}button,input,textarea,select{font:inherit}.shell{width:min(1320px,calc(100% - 64px));margin:auto}.nav{position:fixed;inset:0 0 auto;z-index:80;color:#fff;border-bottom:1px solid transparent;transition:.3s}.nav.scrolled{background:rgba(7,7,7,.92);backdrop-filter:blur(16px);border-color:var(--line)}.navin{min-height:88px;display:flex;align-items:center;justify-content:space-between;gap:28px}.brand{display:flex;align-items:center;gap:15px;font-size:11px;letter-spacing:.19em;text-transform:uppercase}.brand strong{font-weight:600}.brand i{width:1px;height:20px;background:rgba(255,255,255,.45)}.brand span{opacity:.86}.links{display:flex;align-items:center;gap:24px;font-size:11px;letter-spacing:.12em;text-transform:uppercase}.links>a:not(.btn){opacity:.82}.links>a:hover{opacity:1}.btn{display:inline-flex;align-items:center;justify-content:center;min-height:46px;padding:0 21px;border:1px solid var(--gold);background:transparent;color:inherit;text-transform:uppercase;letter-spacing:.14em;font-size:10px;font-weight:600;transition:.25s}.btn:hover{background:var(--gold);color:#111}.btn.light{background:var(--warm);border-color:var(--warm);color:#111}.btn.light:hover{background:var(--gold2);border-color:var(--gold2)}.ps-portfolio-nav{background:rgba(20,20,20,.48);border-color:#d2b77c}.hero{min-height:100svh;position:relative;display:flex;align-items:flex-end;color:#fff;background-size:cover;background-position:center}.hero-copy{padding:150px 0 80px}.hero-logos{display:flex;align-items:center;gap:20px;margin-bottom:38px}.hero-logos .ps{width:92px;height:92px;object-fit:contain}.hero-logos .kw{width:205px;max-height:72px;object-fit:contain}.hero-logos i{width:1px;height:52px;background:rgba(255,255,255,.5)}.eyebrow,.kicker{font-size:10px;letter-spacing:.24em;text-transform:uppercase;font-weight:600}.eyebrow{color:var(--gold2)}.hero h1{font-family:var(--serif);font-size:clamp(66px,9vw,132px);line-height:.78;font-weight:500;letter-spacing:-.035em;margin:20px 0 28px;max-width:1100px}.hero h1 span{display:block;font-size:.58em;margin-top:24px}.hero p{font-family:var(--serif);font-size:clamp(22px,2.4vw,34px);max-width:720px;color:rgba(255,255,255,.86);margin:0}.actions{display:flex;gap:26px;align-items:center;margin-top:34px}.textlink{display:inline-block;padding-bottom:7px;border-bottom:1px solid currentColor;text-transform:uppercase;font-size:10px;letter-spacing:.17em;font-weight:600}.intro,.experience,.agent,.inquire{padding:120px 0}.two{display:grid;grid-template-columns:.8fr 1.6fr;gap:80px}.kicker{color:#7a6743;padding-top:8px}.intro h2,.experience h2,.agent h2,.inquire h2,.section-head h2,.final h2{font-family:var(--serif);font-weight:500;letter-spacing:-.02em;line-height:.98;margin:0}.intro h2,.experience h2,.agent h2,.inquire h2{font-size:clamp(48px,6vw,82px)}.intro p,.experience p,.agent p,.inquire p{font-size:15px;line-height:1.85;color:#5f5b54;max-width:800px}.jumps{display:flex;flex-wrap:wrap;gap:16px;margin-top:34px}.jumps a{border:1px solid var(--line-dark);padding:14px 16px;text-transform:uppercase;font-size:10px;letter-spacing:.16em}.collection{background:var(--black);color:var(--warm);padding:125px 0}.hillside{background:#151513}.section-head{display:flex;align-items:end;justify-content:space-between;gap:60px;margin-bottom:65px}.section-head h2{font-size:clamp(54px,7vw,92px);margin-top:12px}.section-head p{max-width:370px;color:#aaa49b;line-height:1.7;font-size:14px}.stack{display:grid;gap:105px}
/* Residence cards: flexible height and a protected information column so no details are clipped. */
.property{display:grid!important;grid-template-columns:minmax(0,1.4fr) minmax(360px,.92fr)!important;align-items:stretch!important;min-height:0!important;height:auto!important;overflow:visible!important;border-top:1px solid var(--line);padding-top:24px;gap:54px}.property.reverse{grid-template-columns:minmax(360px,.92fr) minmax(0,1.4fr)!important}.property.reverse .photo{order:2}.property .photo{display:block!important;width:100%!important;height:100%!important;min-height:560px!important;background-size:cover;background-position:center;overflow:hidden}.property .info{position:relative!important;display:flex!important;flex-direction:column!important;align-items:flex-start!important;justify-content:flex-start!important;min-width:0!important;width:100%!important;height:auto!important;min-height:560px!important;overflow:visible!important;padding:32px 0 42px!important}.info>b,.site-copy>b{display:block;color:var(--gold);font-size:11px;letter-spacing:.2em;margin-bottom:34px}.info em,.site-copy em{display:block;color:var(--gold2);font-family:var(--serif);font-size:23px;font-style:normal;margin-bottom:14px}.info h3,.site-copy h3{font-family:var(--serif);font-weight:500;font-size:clamp(40px,4.25vw,62px);line-height:.92;margin:0 0 12px;max-width:100%;overflow-wrap:anywhere}.info h3 span,.site-copy h3 span{display:block;font-size:.52em;margin-top:13px;color:#c9c3b8}.info small{font-size:11px;letter-spacing:.1em;color:#8c877f}.listing-status{display:inline-flex;align-items:center;justify-content:center;margin-top:23px;padding:9px 12px;border:1px solid rgba(214,196,157,.55);color:var(--gold2);font-size:9px;text-transform:uppercase;letter-spacing:.18em;font-weight:600}.listing-status[hidden]{display:none}.listing-status.pending{background:rgba(184,160,113,.12)}.listing-status.under-contract{background:rgba(233,227,217,.08);color:#e9e3d9;border-color:rgba(233,227,217,.34)}.listing-status.sold{color:#aaa49b;border-color:rgba(170,164,155,.32);background:rgba(170,164,155,.06)}.price{font-family:var(--serif);font-size:36px;margin:30px 0 9px}.facts{font-size:12px;color:#a8a198;letter-spacing:.06em}.info .textlink{margin-top:auto!important;padding-top:34px}.site-copy .textlink{margin-top:34px}.note{display:grid;grid-template-columns:1fr 1.7fr;gap:60px;padding:38px 0 62px;border-top:1px solid var(--line);margin-bottom:56px}.note h3{font-family:var(--serif);font-size:34px;font-weight:500;margin:0}.note p{color:#aaa49b;line-height:1.8;margin:0}
/* PS Homes homesites: editorial 2x2 cards with copy fully separated from imagery. */
.sites{display:grid!important;grid-template-columns:repeat(2,minmax(0,1fr))!important;gap:22px!important;background:transparent!important;margin-top:90px!important;border:0!important;align-items:stretch!important}.sites .site-row{position:relative!important;display:flex!important;flex-direction:column!important;min-height:0!important;padding:0!important;margin:0!important;overflow:hidden!important;background:#0d0d0c!important;border:1px solid rgba(255,255,255,.14)!important;isolation:isolate!important}.sites .site-photo{position:relative!important;inset:auto!important;z-index:1!important;display:none;flex:0 0 auto!important;width:100%!important;aspect-ratio:16/10!important;min-height:0!important;background-color:#242421!important;background-position:center!important;background-size:cover!important;background-repeat:no-repeat!important;border:0!important;border-bottom:1px solid rgba(184,160,113,.48)!important;transform:none!important}.sites .site-photo[style*="background-image"]{display:block!important}.sites .site-copy{position:relative!important;inset:auto!important;z-index:2!important;display:flex!important;flex:1 1 auto!important;flex-direction:column!important;align-items:flex-start!important;justify-content:flex-start!important;width:100%!important;min-height:330px!important;padding:38px 42px 42px!important;margin:0!important;background:#0d0d0c!important;color:var(--warm)!important;transform:none!important;opacity:1!important;text-shadow:none!important}.sites .site-copy>b{margin:0 0 22px!important;color:var(--gold)!important}.sites .site-copy em{margin:0 0 12px!important;color:var(--gold2)!important;font-size:19px!important}.sites .site-copy h3{margin:0!important;color:#fff!important;font-size:clamp(34px,3.4vw,48px)!important;line-height:.94!important}.sites .site-copy h3 span{margin-top:10px!important;color:#b9b2a8!important;font-size:.5em!important}.sites .site-copy .listing-status{margin-top:20px!important}.sites .site-copy .price{margin:26px 0 8px!important;color:#fff!important;font-size:32px!important}.sites .site-copy .facts{color:#9d978e!important}.sites .site-copy .textlink{margin-top:auto!important;padding-top:30px!important;color:var(--gold2)!important;border-bottom-color:var(--gold)!important}.experience{background:var(--warm)}.item{border-top:1px solid var(--line-dark);padding:26px 0}.item h3{font-family:var(--serif);font-size:28px;font-weight:500;margin:0 0 6px}.contact{display:flex;gap:28px;flex-wrap:wrap;margin:28px 0}.experience .btn{color:#111}.agent{background:#e9e3d9}.agent-intro{max-width:820px;margin-bottom:58px}.agent-duo{display:grid;grid-template-columns:1fr 1fr;gap:24px}.agent-card{border:1px solid var(--line-dark);padding:36px;display:grid;grid-template-columns:110px 1fr;gap:28px;align-items:center;background:rgba(255,255,255,.28)}.agent-initials{width:110px;height:110px;border-radius:50%;background:#141414;color:var(--gold2);display:grid;place-items:center;font-family:var(--serif);font-size:40px}.agent-card h3{font-family:var(--serif);font-size:42px;font-weight:500;margin:0}.role{margin:4px 0 0!important}.agent-cta{margin-top:28px}.agent .btn{color:#111}.inquire{background:#0d0d0d;color:#fff}.inquire p{color:#9f9a91}.inquire form{display:grid;grid-template-columns:1fr 1fr;gap:13px}.inquire input,.inquire select,.inquire textarea{width:100%;background:transparent;border:1px solid rgba(255,255,255,.22);color:#fff;padding:17px 16px;outline:none}.inquire select{grid-column:1/-1}.inquire textarea{grid-column:1/-1;resize:vertical}.inquire button{grid-column:1/-1;background:var(--gold);border:0;padding:17px;color:#111;text-transform:uppercase;letter-spacing:.16em;font-size:10px;font-weight:700}.final{min-height:67vh;padding:120px 0;display:flex;align-items:flex-end;color:#fff;background-size:cover;background-position:center}.final h2{font-size:clamp(58px,8vw,104px);max-width:850px;margin:12px 0}.final p{font-family:var(--serif);font-size:25px;margin:0 0 28px}footer{background:#090909;color:#aaa49b;border-top:1px solid var(--line);padding:36px 0 46px;font-size:11px;line-height:1.7}.footer-top{display:flex;justify-content:space-between;gap:30px}.footer-brand{color:#fff;letter-spacing:.13em;text-transform:uppercase}.footer-links{display:flex;gap:20px;margin-top:12px}.footer-links a{color:#d2b77c}
@media(max-width:1050px){.links>a:not(.btn){display:none}.links{gap:10px}.ps-portfolio-nav{display:inline-flex!important}.property,.property.reverse{grid-template-columns:1fr!important;gap:28px!important}.property.reverse .photo{order:0}.property .photo{height:auto!important;min-height:470px!important}.property .info{min-height:0!important;height:auto!important;padding:10px 0 34px!important}.info .textlink{margin-top:34px!important;padding-top:0!important}.two{grid-template-columns:1fr;gap:35px}.agent-duo{grid-template-columns:1fr}.note{grid-template-columns:1fr}.section-head{align-items:start}.sites{grid-template-columns:1fr 1fr!important}.sites .site-copy{padding:34px!important;min-height:310px!important}}
@media(max-width:720px){.shell{width:min(100% - 34px,1320px)}.navin{min-height:76px;gap:8px}.brand span,.brand i{display:none}.links{margin-left:auto}.links .btn{min-height:40px;padding:0 11px;font-size:8.5px;letter-spacing:.1em}.ps-portfolio-nav{display:inline-flex!important;background:#b8a071;color:#111!important;border-color:#b8a071!important}.hero-copy{padding:125px 0 54px}.hero-logos .ps{width:68px;height:68px}.hero-logos .kw{width:150px}.hero-logos{gap:13px}.hero-logos i{height:38px}.hero h1{font-size:clamp(58px,18vw,92px)}.hero h1 span{font-size:.53em;line-height:.9}.hero p{font-size:23px}.actions{align-items:flex-start;flex-direction:column}.intro,.experience,.agent,.inquire{padding:82px 0}.collection{padding:88px 0}.section-head{display:block;margin-bottom:45px}.section-head p{margin-top:20px}.property .photo{min-height:0!important;aspect-ratio:4/3}.property .info{padding-top:10px!important}.info>b{margin-bottom:24px}.note{gap:18px;padding-bottom:42px}.sites{grid-template-columns:1fr!important;margin-top:56px!important;gap:16px!important}.sites .site-copy{padding:30px 26px 34px!important;min-height:285px!important}.sites .site-photo{aspect-ratio:4/3!important}.agent-card{grid-template-columns:82px 1fr;padding:24px;gap:18px}.agent-initials{width:82px;height:82px}.agent-card h3{font-size:32px}.agent-card .contact{gap:12px}.inquire form{grid-template-columns:1fr}.inquire input,.inquire select,.inquire textarea,.inquire button{grid-column:1}.footer-top{display:block}.footer-links{flex-wrap:wrap}}
/* Residence imagery stays available even when the CMS has no saved image yet. */
.photo.mv22{background-image:url('/mv22.jpg')}
.photo.mv21{background-image:url('/mv21.jpg')}
.photo.mv08{background-image:url('/mv08.jpg')}
.photo.hs12{background-image:url('/hs12.jpg')}